20055 Highway 62 #1 · Shady Cove, OR 97539

$115,000

2 bd · 1.0 ba · 1,080 sqft · Land public records · 109 Days on market

Built 1990 $106/sqft · at area comps Est $118k · at est.

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.6/30.0
• ARV discount +8.8/15.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy living in Shady Cove, a charming community nestled along the nationally recognized Rogue River! This clean and well-cared-for 2-bedroom, 2-bathroom home offers comfort, convenience, and a lifestyle many people move here to enjoy. Located in a 55+ and older park with private river access for residents, you'll have the opportunity to spend your free time fishing, relaxing by the water, or enjoying the peaceful common areas along the river frontage - a rare feature that truly enhances everyday living. Inside, the home is clean and thoughtfully laid out, offering comfortable living spaces and a functional floor plan. Outside, you'll find a manageable yard with room for gardening, two dedicated parking spaces, and a small workshop - ideal for hobbies, storage, or projects. If you're looking for an affordable place to call your own in a welcoming community with river access and outdoor appeal, this residence is well worth a look!

Key facts

• Manageable yard
• Small workshop
• River frontage

Tags

• PRIVATE RIVER ACCESS
• RIVER FRONTAGE
• DEDICATED PARKING SPACES
• MANAGEABLE YARD
• SMALL WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $115k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $93k (19.5% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $93k (19.5% below list) — sets the bar for cash-flow.
• Cap rate 9.1% vs local median 2.3% in Shady Cove — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#156 in OR) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment C-, schools D-, amenities F.
• Eagle Point SD 9 (suburban): math 26% / reading 45% proficiency, ranked #134 of 183 in OR (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 904 units permitted in Jackson County in 2024 (212 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jackson County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $115k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,603 (19.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $118,350
• List price: $115,000
• Delta: -2.83%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.12×
• Total profit: $-28,210
• Equity at exit: $17,147

10-year hold

• IRR: -21.4%
• Equity multiple: -0.12×
• Total profit: $-36,111
• Equity at exit: $9,943

Cash invested: $32,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Oregon: 28 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

SB608 (2019): statewide rent cap (7% + CPI) and just-cause for tenancies > 1 yr. Portland has relocation assistance ordinance.

Methodology + full state rankings →

ZIP-level market 97539

• Home prices YoY: -7.4%
• Active inventory: 53
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-155

Break-even live

Break-even rent $1,546

Max offer price $92,603

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-115	+0% $-155	+5% $-195	+10% $-234
Rent	-10% $-261	-5% $-208	+0% $-155	+5% $-101	+10% $-48
Rate	-1.0pp $-97	-0.5pp $-126	base $-155	+0.5pp $-185	+1.0pp $-215

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Indian Trail Ct Shady Cove, OR	3.0	2.0	1090	$1,350	$1.24	22d	1	1.18mi

Listing history 27 events

1. 2026-06-21
   days on market $115,000 Active 109 DOM
2. 2026-06-19
   days on market $115,000 Active 107 DOM
3. 2026-06-18
   days on market $115,000 Active 106 DOM
4. 2026-06-17
   days on market $115,000 Active 105 DOM
5. 2026-06-16
   days on market $115,000 Active 104 DOM
6. 2026-06-15
   price $115,000 Active 103 DOM
7. 2026-06-15
   days on market $120,000 Active 103 DOM
8. 2026-06-14
   days on market $120,000 Active 101 DOM
9. 2026-06-13
   days on market $120,000 Active 100 DOM
10. 2026-06-10
    days on market $120,000 Active 98 DOM
11. 2026-06-09
    days on market $120,000 Active 97 DOM
12. 2026-06-08
    days on market $120,000 Active 96 DOM
13. 2026-06-07
    days on market $120,000 Active 95 DOM
14. 2026-06-05
    days on market $120,000 Active 92 DOM
15. 2026-06-03
    days on market $120,000 Active 91 DOM
16. 2026-06-02
    days on market $120,000 Active 90 DOM
17. 2026-06-01
    days on market $120,000 Active 89 DOM
18. 2026-05-31
    days on market $120,000 Active 88 DOM
19. 2026-05-30
    days on market $120,000 Active 87 DOM
20. 2026-03-24
    price $120,000 953-char remark

    Show marketing remark (953 chars)

    Welcome to easy living in Shady Cove, a charming community nestled along the nationally recognized Rogue River! This clean and well-cared-for 2-bedroom, 2-bathroom home offers comfort, convenience, and a lifestyle many people move here to enjoy. Located in a 55+ and older park with private river access for residents, you'll have the opportunity to spend your free time fishing, relaxing by the water, or enjoying the peaceful common areas along the river frontage - a rare feature that truly enhances everyday living. Inside, the home is clean and thoughtfully laid out, offering comfortable living spaces and a functional floor plan. Outside, you'll find a manageable yard with room for gardening, two dedicated parking spaces, and a small workshop - ideal for hobbies, storage, or projects. If you're looking for an affordable place to call your own in a welcoming community with river access and outdoor appeal, this residence is well worth a look!

21. 2026-03-04
    listed $125,000 Active 953-char remark

    Show marketing remark (953 chars)

    Welcome to easy living in Shady Cove, a charming community nestled along the nationally recognized Rogue River! This clean and well-cared-for 2-bedroom, 2-bathroom home offers comfort, convenience, and a lifestyle many people move here to enjoy. Located in a 55+ and older park with private river access for residents, you'll have the opportunity to spend your free time fishing, relaxing by the water, or enjoying the peaceful common areas along the river frontage - a rare feature that truly enhances everyday living. Inside, the home is clean and thoughtfully laid out, offering comfortable living spaces and a functional floor plan. Outside, you'll find a manageable yard with room for gardening, two dedicated parking spaces, and a small workshop - ideal for hobbies, storage, or projects. If you're looking for an affordable place to call your own in a welcoming community with river access and outdoor appeal, this residence is well worth a look!

22. 2020-04-27
    historical
23. 2018-07-19
    soldstatus $45,000
24. 2018-05-17
    listed $46,900
25. 2011-03-02
    listed $14,000
26. 2011-02-15
    historical
27. 2011-01-08
    listed $20,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 29 unhealthy d/yr today · 31 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,200
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$5,694
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,345
• Taxable loss: −$3,598
• Est. tax savings @ 24.0%: +$863
• After-tax cash flow: $-994/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Eagle Point SD 9
• NCES district ID: 4104500
• Math proficiency: 26% ▬ 0.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $47,834
• Composite: 33.13/100
• National rank: #10630
• State rank: #134 of 183 in OR

Livability — Shady Cove

• Score: 68/100
• State rank: #156
• US rank: #9143

Category grades

Amenities F Commute F Cost of living A Crime B+ Employment C- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shady Cove, OR
• Population (ZIP): 3,349

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 234,433 people
• By 2030: 243,834 · +4.0%
• By 2040: 259,717 · +10.8%
• By 2050: 273,269 · +16.6%
• By 2075: 300,624 · +28.2%
• By 2100: 305,256 · +30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 11% Hispanic / Latino 6% Native American 3% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 9% Lithuanian 8% Danish 4%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Jackson

• 2024 margin: Lean R (+6.4) · D 45.5% · R 51.9% · Other 2.6%
• 2008→2024 swing: -6.5pp toward R · 2008: 0.1pp · 2024: -6.4pp
• All cycles: 2024: R+6.4 2020: R+3.5 2016: R+9.2 2012: R+5.0 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.55%
• Current HPI: 281.9845
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.05%
• F500 in state: 2

Industry mix (Fortune 500 HQ in OR)

Industry	F500 HQs	Revenue
▸Consumer Goods	1	$51B

Price history

+500.0% since first listed

8 events — show timeline

• 2026-03-24 Price Changed $120,000 MLSCO
• 2026-03-04 Listed $125,000 MLSCO
• 2020-04-27 Listing Removed — MLSCO
• 2018-07-19 Sold (MLS) $45,000 MLSCO
• 2018-05-17 Listed $46,900 MLSCO
• 2011-03-02 Listed $14,000 MLSCO
• 2011-02-15 Listing Removed — MLSCO
• 2011-01-08 Listed $20,000 MLSCO

Property tax history

-9.1%/yr

Latest (2022): $175 · +442.8% YoY. Source: county tax records.